In order to accomplish the purposes of the code, the following zone classifications and zoning map symbols are established:

(Ord. 24-1022 § 5 (Exh. C); Ord. 17-1023 § 1; Ord. 16-1007 § 1; Ord. 15-1018 § 1)

A.    The location and boundaries of the zones defined by this chapter shall be shown and delineated on the Official Zoning Map, which is hereby adopted and made part of this title.

B.    Changes in the boundaries of the zones, including applications for amendment or interim zoning shall be made by ordinance amending the Official Zoning Map. The Official Zoning Map shall bear the signatures of the Director and the City Clerk. When an amendment is approved, the Official Zoning Map will be revised and re-signed by the Director and the City Clerk.

C.    The Official Zoning Map is on file in the City Clerk’s office. In addition to the Official Zoning Map, there may be a display zoning map which may be used by the Department. The display map may contain additional information to assist in its utilization. (Ord. 15-1018 § 1)

The purpose statement for each zone and map designation sets forth the type of development within the zones and the general goals of the zone classifications. The purpose also shall guide interpretation and application of land use regulations within the zone classifications, and any changes to the range of permitted uses within each zone through amendments to the code.

A.    Residential Low Zone (RL). The purpose of this zone is to create a lower density residential environment outside of the urban center that creates high quality housing and diversity in housing types and affordability. This is accomplished by requiring appropriate residential uses, requiring open space in conjunction with residential development, providing incentives for affordable housing, and protecting environmentally sensitive sites from over-development.

B.    Residential Medium Zone (RM). The purpose of this zone is to create a medium density residential environment located outside of the urban center, while maintaining residential neighborhood patterns. This zone acts as a transition between the residential low zone and other higher density zones. This is accomplished by requiring adequate public facilities and establishing incentives for greater open space, recreational facilities and potential linkage to high capacity transit modes.

C.    Urban Residential Medium Zone (URM). The purpose of this zone is to create medium density residential options within the urban center. This zone acts as a transition between higher intensity zones in the urban center and medium density zoning outside of the urban center. This is accomplished by requiring adequate public facilities and establishing incentives for greater open space, recreational facilities and potential linkage to high capacity transit modes.

D.    Manufactured Home Park Zone (MHP). The purpose of this zone is to provide areas for existing manufactured/mobile home parks, locate potential sites for relocation purposes, and/or allow the creation of parks which serve residents while providing sense of ownership and pride.

E.    Residential High Zone (RH). The purpose of this zone is to create a high density multi-family housing environment outside of the urban center that encourages and, when possible, utilizes high capacity transit, and allows for some small resident-oriented businesses. This is accomplished by requiring adequate public facilities and services be in place to support higher density living, including allowing school and church uses, and establishing incentives for greater open space, recreational facilities, and potential linkage to high capacity transit modes.

F.    Urban Residential High Zone (URH). The purpose of this zone is to create a high density multi-family housing environment within the urban center that encourages and, when possible, utilizes high capacity transit and allows for some small resident-oriented businesses as part of a mixed-use development. This is accomplished by requiring adequate public facilities and services be in place to support higher density living, including allowing school and church uses, and establishing incentives for greater open space, recreational facilities, and potential linkage to high capacity transit modes.

G.    Urban Residential High – Mixed Use Zone (URH-MU). The purpose of this zone is to provide for higher density residential and mixed-use development, located within the urban center, that complements bordering high-intensity commercial areas.

H.    Commercial Low (CL). The purpose of this zone is to serve nearby residential and commercial neighborhoods outside of the urban center by providing convenient, primarily resident- and daily-need-oriented goods and services.

I.    Neighborhood Village Medium Zone (NVM). The purpose of this zone is to provide access to everyday needs to local community members located outside of the urban center, including a range of moderately scaled housing options that are compatible with adjacent residential areas, and provides a transition to the higher density neighborhood village high zone.

J.    Urban Village Medium (UVM). The purpose of this zone is to create a mixed-use medium density designation in the urban center that is neighborhood services-oriented and less intense than the UVH zone. This zone is designed to be a transitional zone that is compatible with the residential areas surrounding the urban center.

K.    Neighborhood Village High Zone (NVH). The purpose of this zone is to provide access to everyday needs to local community members located outside of the urban center, through mixed-use development types, including a range of moderate- to higher-scale housing options that are compatible with adjacent residential areas, while still providing a moderate intensity of resident-oriented commercial uses.

L.    Urban Village High (UVH). The purpose of this zone is to create a moderate to higher density designation that provides retail and service-oriented businesses on the ground floor or on the same site to serve residents, employees, and visitors in the urban center. This zone is designed to be a transitional zone between the urban village medium zone and the highest intensity commercial uses within the urban center.

M.    Community Business Zone (CB). The purpose of this zone is to provide the highest-intensity commercial development outside of the urban center in the form of retail/personal services for a local service area which exceeds the needs of adjacent neighborhood or commercial areas, and to provide retail and personal services on a community-oriented basis. This is accomplished by providing for professional offices, a wide range of retail and personal services, sale of commodities, mixed-use development, and access to high capacity transit and other complete neighborhood infrastructure and services.

N.    Community Business in the Urban Center Zone (CB-C). The purpose of this zone is to provide the highest intensity commercial development within the urban center in the form of retail/personal services for a local service area which exceeds the needs of adjacent neighborhood or commercial areas, and to provide retail and personal service on a community-oriented basis. This is accomplished by providing for professional offices, a wide range of retail and personal services, sale of commodities, mixed-use development, and access to high capacity transit and other complete neighborhood infrastructure and services.

O.    Regional Business Mix (RBX). The purpose of this zone is to provide a higher intensity commercial zone providing areas for the compatible development of heavy commercial uses such as warehouse/distribution, light assembly and service commercial in tandem with people-intensive commercial uses, such as office and related retail uses. It is a transitional zone between industrial areas and less intensive commercial, mixed use or residential zones. The regional business mix zone implements the Comprehensive Plan’s regional business mix land use designation.

P.    Industrial Zone (I). The purpose of the industrial zone is to provide for the location and grouping of industrial enterprises, regional airport, airport related facilities, and activities involving manufacturing, assembly, fabrication, processing, bulk handling, storage, research, warehousing and heavy trucking. These purposes are accomplished by permitting a wide range of industrial uses, establishing appropriate development standards and public review for developments that have potential adverse impacts, and ensuring the location of clean industries.

Q.    Park Zone (P). The purpose of this zone is to establish park and open space areas for residential and commercial uses, and to designate areas on hillsides, steep slopes, wetlands, and critical sensitive areas in order to protect them. This purpose is accomplished by providing for outdoor passive and active recreation uses, conservation and protection of municipal watersheds, wildlife corridors and habitats.

R.    Aviation Commercial (AVC). The purpose of this designation is to create a zone for development that provides support to operations of the airport, the traveling public, and air cargo, and for other development that provides economic benefit to the airport and community while maintaining compatibility with airport operations and activities.

S.    Aviation Operations (AVO). The purpose of this designation is to create a zone for development of the range of facilities that provide for safe and efficient commercial operations and support, together with security, access, the needs and convenience of the traveling public, and handling of air cargo. (Ord. 24-1022 § 5 (Exh. C); Ord. 17-1023 § 1; Ord. 15-1018 § 1)

Where uncertainties exist as to the location of any zone boundaries, the following rules of interpretation, listed in priority order, shall apply:

A.    Where the boundaries are not clearly designated in regard to rights-of-way, the Director shall determine the nearest lot line to be the boundary for a zone boundary;

B.    Where boundaries are indicated as following lines of ordinary high water, or government or meander line, the lines shall be considered to be the actual boundaries, and if these lines should change, the boundaries shall be considered to move with them;

C.    Where a public right-of-way is vacated, the vacated area shall have the zone classification of the adjoining property with which it is first merged; and

D.    If none of the rules of interpretation described in subsections (A) through (C) of this section apply, then the zoning boundary shall be determined by map scaling. (Ord. 24-1022 § 5 (Exh. C))

A.    The use of a property means the purpose or activity for which the building or lot is intended, designed, arranged, occupied or maintained. All applicable requirements of this code, or other applicable State or Federal requirements, shall govern a use located in the City of SeaTac, except within the areas delineated as overlay districts, in which case the land use charts contained within Chapters 15.300 SMC, City Center Overlay District, 15.305 SMC, South 154th Street Station Area Overlay District, and 15.310, Angle Lake Station Area Overlay District, shall apply.

B.    The land use charts in this chapter and other chapters in this code determine whether a specific use is permitted in a zone classification. (Ord. 16-1009 § 9; Ord. 15-1018 § 1)

A.    In creating use charts, the City has considered the characteristics of uses which make them comparable, compatible or similar to each other. The City recognizes that it is not possible to enumerate and classify every use to which land may be devoted, either now or in the future, and that ambiguity may exist with reference to the appropriate and consistent use definition and applicable standards. Therefore:

1.    When any known and identifiable use is not listed as a permissible use in any classification; or

2.    When any use has now come into existence by reason of any technical development in the trades, sciences and equipment; or

3.    When any use already listed in the use charts which, because of any process, equipment or materials used, possesses different performance standards than those which are usually associated with the uses in the classification as presently classified and which, therefore, makes it reasonable that such a use should be placed in the more restrictive classification, it shall be the responsibility and duty of the Department to ascertain all pertinent facts relating to any such use and make what it deems to be the appropriate process on a case-by-case basis for locating the use in the compatible zone classification.

B.    Based on the above situations, the Director shall review the findings of facts and conclusions, and issue a decision of one (1) of the following actions:

1.    Approve or deny the use as a similar and compatible use for that zone classification;

2.    Require approval or denial through the conditional use process; or

3.    Begin the process for review of an amendment to the land use charts.

C.    The purpose of the review shall be to determine that the characteristics of any such use shall not be unreasonably incompatible with the type of uses permitted in surrounding areas, and for the further purpose of determining the need for stipulating such conditions that would mitigate potential impacts and reasonably assure that the basic purpose of this code shall be served.

D.    Any administrative decision issued by the Director can be appealed to the City Hearing Examiner, as stated in SMC 15.115.060, Appeal Process.

E.    On an annual basis, the Director shall review and bring forward any recommended revisions or interpretations for uses to the Planning Commission. Additionally, every five (5) years, the Director shall present a comprehensive review of the code to the Planning Commission for consideration of necessary revisions due to lack of specificity or ambiguity in the adopted standards and their impacts. (Ord. 15-1018 § 1)

A.    About the Use Chart. The following chart lists all of the permitted and conditional land uses allowed in each zone.

B.    How the Use Chart is Organized. The uses are generally alphabetical within the following category headings:

1.    Animals;

2.    Business Services;

3.    Civic and Institutional;

4.    Educational;

5.    Health and Human Services;

6.    Manufacturing;

7.    Motor Vehicles;

8.    Recreational and Cultural;

9.    Residential;

10.    Retail and Commercial;

11.    Utilities.

C.    How to Use the Use Chart. The land uses are listed vertically along the left hand side and the zones are listed horizontally across the top. Each square in the chart shows the following possibilities for the use and the zone:

1.    P: The use is permitted.

2.    C: The use is allowed subject to a conditional use permit.

3.    If the square is blank, the use is not permitted in that zone.

4.    For properties zoned aviation operations (AVO) and aviation commercial (AVC) zones, the standards and permitted uses of Chapter 15.210, Uses and Standards for the AVO and AVC Airport Zones, apply.

D.    Additional Standards According to Use. Additional standards that apply to a particular use and zone are noted by number and described in the column on the far right of the chart. If the standard is not preceded by a number, the standard applies to all zones. (Ord. 24-1022 § 5 (Exh. C); Ord. 15-1018 § 1)

(Ord. 25-1008 § 1 (Exh. A); Ord. 24-1022 § 5 (Exh. C*); Ord. 23-1003 §§ 3, 5; Ord. 22-1002 § 7 (Exh. A); Ord. 21-1031 § 13 (Exh. A); Ord. 21-1008 § 10; Ord. 20-1026 § 8; Ord. 18-1029 § 1; Ord. 18-1009 § 3; Ord. 18-1001 § 4; Ord. 17-1023 § 1; Ord. 17-1013 § 1; Ord. 15-1018 § 1)

*Code reviser’s note: This section has been updated to correct inadvertent omissions from Ordinance 24-1022, Exhibit C, to properly implement City Council’s adopted policy direction.

A.    On-site hazardous waste treatment and storage activity generating hazardous waste is considered an accessory use to permitted uses within this land use chapter; provided, that such facilities meet the State siting criteria adopted pursuant to the requirements of RCW 70.105.210.

B.    Off-site hazardous waste treatment and storage may be permitted as a major conditional use in the industrial (I) zone district; provided, that such facilities meet the State siting criteria adopted pursuant to the requirements of RCW 70.105.210.

C.    For the purposes hereof the following terms and definitions shall apply:

1.    “Hazardous waste” means all dangerous and extremely hazardous waste as defined in RCW 70.105.010(15), except for moderate risk waste as set forth in RCW 70.105.010(17).

2.    “Hazardous waste generator” means any person or site whose act first causes a dangerous waste to become subject to regulation under the Dangerous Waste Regulations, Chapter 173-303 WAC.

3.    “Hazardous waste storage” means the holding of hazardous waste for a temporary period, as regulated by the State Dangerous Waste Regulations, Chapter 173-303 WAC.

4.    “Hazardous waste treatment” means the physical, chemical, or biological processing of hazardous waste for the purpose of rendering these wastes nondangerous or less dangerous, safer for transport, amenable for energy or material resource recovery, amenable for storage, or reduced in volume, as regulated by the State Dangerous Waste Regulations, Chapter 173-303 WAC.

5.    “Off-site hazardous waste treatment and storage” means hazardous waste treatment and storage facilities that treat and store waste from generators on properties other than those on which the off-site facility is located.

6.    “On-site hazardous waste treatment and storage” means hazardous waste treatment and storage facilities that treat and store wastes generated on the same property.

7.    “State siting criteria” means criteria for the siting of hazardous waste treatment and storage facilities adopted pursuant to the requirements of RCW 70.105.210. (Ord. 15-1018 § 1)

The purpose of this chapter is to implement the 2018 Interlocal Agreement (2018 ILA) between the Port of Seattle and the City, as approved on December 12, 2017; to establish a mutual and cooperative system for exercising their respective statutory authorities; and to standardize the uses and development standards for Port-owned property within the City. (Ord. 18-1006 § 2; Ord. 15-1018 § 1)

The provisions of this chapter shall apply to the uses and development standards for Port-owned property within the City, that relates to either Aviation Operations (AVO) or Aviation Commercial (AVC) uses, as specified in the 2018 ILA. (Ord. 18-1006 § 2; Ord. 15-1018 § 1)

The City shall administer this chapter consistent with the terms of the 2018 ILA and other City ordinances, when applicable. (Ord. 18-1006 § 2; Ord. 15-1018 § 1)

A.    Comprehensive Plan Designation.

1.    Port-owned property located within the City shall be designated as “Airport” under the City’s Comprehensive Plan.

B.    The following zone classifications and zoning map symbols are established:

1.    Aviation Operations (AVO). The Aviation Operations zone is designated for facilities or structures that provide safe and efficient movement of the traveling public, employees, and goods and services associated with airport operations.

2.    Aviation Commercial (AVC). The Aviation Commercial zone is designated for airport related and non-airport related commercial, industrial or light manufacturing use, while maintaining compatibility with airport operations and activities. (Ord. 18-1006 § 2; Ord. 15-1018 § 1. Formerly 15.210.050)

The land uses identified in the table below are allowed in the Aviation Operations (AVO) and Aviation Commercial (AVC) zones. Uses not specified with a “P” (Permitted) shall not be allowed.

Land Use Table Notes:

1.    Airport Airfield Facilities are limited in AVC to only facilities and aids that support airport and aircraft operations whose location is fixed by function or FAA requirements.

2.    Equipment Repair. Large also includes the parking and storage of large equipment if located within AVO and the AOA.

3.    Batch Plant is allowed as a temporary facility, in support of construction only, if located within AVO.

4.    Vehicle Repair. Large also includes the parking and storage of large vehicles if located within AVO or AVC.

(Ord. 18-1006 § 2; Ord. 15-1018 § 1. Formerly 15.210.060)

Development standards for projects within the AVO and AVC zones shall comply with the standards identified in the 2018 ILA. (Ord. 18-1006 § 2; Ord. 15-1018 § 1. Formerly 15.210.070)

Landscape design standards for projects within the AVO and AVC zones shall comply with the standards identified in the 2018 ILA. (Ord. 18-1006 § 2; Ord. 15-1018 § 1. Formerly 15.210.080)

A planned unit development (PUD) has the following purpose: to allow a development which would be as good as or better than that resulting from traditional lot-by-lot development, by permitting flexibility in use of open space and in the design and placement of buildings, circulation facilities, and off-street parking areas in order to best utilize sites characterized by special features of geography, topography, size, or shape. (Ord. 15-1018 § 1)

An application for approval of a proposed planned unit development shall be made to the Department using application forms furnished by the City. The application shall be made by the owner(s) of the parcel(s) intended to be developed as a unit, or the owner’s duly authorized agent(s). The ownership of all parcels to be included must join in or be represented in the application. (Ord. 15-1018 § 1)

A PUD shall be processed as a Type III project permit consistent with SMC Title 16A. (Ord. 24-1022 § 5 (Exh. C); Ord. 15-1018 § 1)

Development of the project may be phased, in which case each complete phase may be processed as one (1) development. A map showing all property owned or controlled by the developer which is contiguous to the development site, or which is within the area determined by the Director to be relevant for comprehensive planning and environmental assessment purposes, together with a conceptual plan of said properties’ eventual development through all potential phases, shall be submitted with the application for the first phase. The conceptual plan shall conform to the purposes of this chapter and shall be used by the City to review all phases of the development. (Ord. 15-1018 § 1)

Repealed by Ord. 24-1022. (Ord. 15-1018 § 1)

A.    Preliminary Development Plan – Filing Requirements. The applicant shall file a preliminary development plan with the Director including, at a minimum, the following information:

1.    A legal description and site location map of the property;

2.    A proposed site plan and/or drawings with five (5) foot contour intervals showing the principal topographic contours; individual trees over eight (8) inches in diameter measured three (3) feet above the base of the trunk in areas to be developed or otherwise disturbed; designated placement, location, and principal dimensions of buildings, streets, parking areas, recreation areas and other open space and landscaping areas; and all property within the area determined by the Director to be relevant for comprehensive planning and environmental assessment purposes; together with a conceptual plan for its development;

3.    Drawing and/or text showing scale, bulk, and architectural character of structures;

4.    Special features;

5.    Text describing conditions or features which cannot be adequately displayed on maps or drawings;

6.    A description of plans for covenants, uses and continuous maintenance provisions for the project;

7.    A conceptual landscape plan;

8.    A circulation diagram indicating the proposed movement of vehicles and pedestrians within the PUD, and to and from existing and programmed thoroughfares; and special engineering features and traffic regulating devices needed to facilitate or ensure the safety of this circulation pattern.

B.    Preliminary Development Plan – Staff Recommendation to the Hearing Examiner. After receiving the preliminary development plan, the Director shall route the same to all appropriate City departments, and each department shall submit to the Director comments and recommendations. After receiving such information from the City departments, the Director shall present recommendations and conclusions before the Hearing Examiner at the public hearing for the preliminary development plan.

C.    Preliminary Development Plan – Hearing. The preliminary development plan will be considered at a public hearing before the Hearing Examiner after notice is given in the manner required by SMC 16A.13.010, Notice of Public Hearing.

D.    Preliminary Development Plan – Hearing Examiner Review. The Hearing Examiner shall use the following minimum criteria when making a decision:

1.    The proposed project will not be detrimental to present and potential surrounding land use;

2.    Land surrounding the proposed development can be planned in coordination with the proposed development and can be developed so as to be mutually compatible;

3.    Streets and sidewalks, existing and proposed, are in accordance with adopted City development standards to carry anticipated traffic within the proposed project and in the vicinity of the proposed project, in light of the criteria set forth in SMC 15.215.150, Access to Development;

4.    Utility services and other improvements, existing and proposed, are adequate for the development and are to be completed by the estimated completion date of the PUD;

5.    Each phase of the proposed development, as it is planned to be completed, contains the required parking spaces, recreation spaces, landscape and utility areas necessary for creating and sustaining a desirable and stable environment. Such requirements may be reduced through requested permissive variations as outlined in SMC 15.215.170, Permissive Variations in Requirements; provided, that the proposed development sustains a desirable and stable environment;

6.    The project conforms with the basic intent of this code;

7.    The project conforms to the SeaTac Comprehensive Plan, and any applicable area plan that has been adopted by the City pursuant to ordinance or resolution; and

8.    If a subdivision application is being processed concurrently, conformance with the requirement of the Subdivision Code.

Following the public hearing, the Hearing Examiner may approve the application as proposed, approve with modifications and/or conditions, or deny the application and the accompanying development plan. (Ord. 24-1022 § 5 (Exh. C); Ord. 18-1001 § 7; Ord. 15-1018 § 1)

A.    Final Development Plan – Failure to File, Termination.

1.    In the event the development plan or any required attendant papers are not filed within twelve (12) months for permits in the applicable phases, the approval of the development plan shall lapse, and the approval shall be deemed null and void and without force or effect.

2.    When it is determined as part of the PUD approval that the development plan is to be phased, then the development plan for the first phase must be submitted within twelve (12) months. In no case shall the total phasing of the project exceed five (5) years from the time of the development plan.

3.    The time period for filing of final development plans shall not include periods of time during which progress on the final development plan is reasonably halted or delayed due to the filing and pendency of legal actions challenging an approval granted by the City pursuant to this chapter; provided, that in all cases when more than two (2) years have elapsed subsequent to the date of approval of a preliminary plan, whether due to the pendency of litigation, City-approved extensions of time for filing or otherwise, the permittee shall be required to comply with all current building, construction, subdivision and other applicable standards of the City prior to being granted approval of the final development plan.

B.    Final Development Plan – Extension of Time for Filing. For good cause shown, the Director in his/her discretion may grant a one (1) year extension of time for filing the final development permits and required accompanying papers.

C.    Final Development Plan – Hearing Examiner Approval. After the public hearing, the Hearing Examiner shall approve or deny the final development plan. The Hearing Examiner shall enter reasons for such action in the records. The Hearing Examiner shall approve the final development plan if determined that it conforms to the standards, including minor changes approved pursuant to SMC 15.215.100, Adjustments – Procedures. For the purpose of this section, “substantially conforms” means that, as compared to the preliminary development plan, the final development plan contains no significant revisions in density, uses, design or development standards in the site plan, and that there is not such a quantity of insignificant revisions that the cumulative effect thereof constitutes, in the Hearing Examiner opinion, a significant revision.

D.    Final Development Plan – Bond Required. No final development plan shall be implemented until the applicant files with the City an approved bond executed by a surety company authorized to do business in the State of Washington or other equivalent security approved by the City, in an amount equal to one hundred fifty percent (150%) of the Department’s estimate of the cost of all public improvements, utilities, and all landscaping portions of the final development plan, conditioned upon the permittee’s completion of such portions of the project according to the submitted final development plan and the provisions of this chapter, and, in addition, providing that no change, extension of time, alteration or addition to the project will in any way affect the obligation on bond. Said bond, or an additional bond or other equivalent security, shall also be conditioned upon full restoration of the site in the event that grading, clearing or any other site preparation or work is begun and abandoned, and in the determination of the City, it will better serve the public health, welfare, and safety to restore the site rather than to require completion of public improvements, utilities and landscaping. If the PUD is also being subdivided, the bonds required to be posted by the Department policies/standards, to the extent that they satisfy the requirements of this section, shall be accepted as full or partial fulfillment of the requirements hereof.

E.    Installation of Improvements. In lieu of providing a bond or other suitable security for all required improvements, the applicant may install all such improvements in a manner as approved by the Department.

F.    Final Development Plan – Effect. Approval by the Hearing Examiner of the final development plan for a PUD and filing of the bond for installation of improvements as provided in subsection (D) of this section, Final Development Plan – Bond Required, and subsection (E) of this section, Installation of Improvements, shall authorize the owner(s) of the parcel(s) to be developed as a unit to proceed with the project, acting in concert, and shall bind such owner(s) to the implementation of such final development plan and to the construction and maintenance of the PUD in strict accordance with such approved plan and the provisions of this chapter. (Ord. 24-1022 § 5 (Exh. C); Ord. 18-1001 § 8; Ord. 15-1018 § 1)

Upon approval of the final development plan the Official Zoning Map shall be revised to:

A.    Reflect the existing underlying zoning for the parcel(s) involved; and

B.    Indicate the approval of a PUD thereon, the date of such approval and the date of termination of such approval pursuant to SMC 15.215.110, Termination of Final Planned Unit Development – Failure to Commence or Continue Construction, in the event that construction has not been commenced within the time period required by that section. The termination date shall be removed upon completion of the project. (Ord. 15-1018 § 1)

The Building Official shall issue building permits for buildings and structures which conform to the approved final development plan for the PUD and with all other applicable City ordinances and regulations. The Building Official shall issue a certificate of occupancy (excluding detached dwelling units, with final inspection as the completion point) for completed buildings or structures which conform to the requirements of the approved final development plans and all other applicable City ordinances and regulations. The construction and development of all the open spaces and public and recreation facilities of each project phase must be completed or bonded before any certificate of occupancy will be issued. (Ord. 25-1008 § 1 (Exh. A); Ord. 15-1018 § 1)

The approval of a subdivision shall be required of all projects which involve or contemplate the subdivision of land and the procedures set forth in the SeaTac Subdivision Ordinance, and shall be followed currently herewith. The approved final development plan shall be a binding site plan under RCW 58.17.040(5), so that a lease of land not involving a residential structure shall be exempt from the Subdivision Ordinance if the lease conforms to the final development plan. (Ord. 15-1018 § 1)

Lots in a platted planned unit development may be sold to separate owners according to the separate lots as shown in the plat file and approved in connection therewith. No sale shall be permitted which subdivides a lot in such a manner as will create a new lot line except as provided in SMC 15.215.100, Adjustments – Procedures. (Ord. 15-1018 § 1)

All lots or other divisions of a subdivided PUD shall remain subject to compliance with the final development plan regardless of the fact of subdivision in compliance with the Subdivision Code, or subsequent conveyance of such individual lots or divisions. (Ord. 15-1018 § 1)

No major changes in the approved final development plan such as rearrangement of lots (except as applied to binding site plans), blocks, streets, building locations or development standards, or other such changes, may be made subsequent to final development plan approval except upon application to the Department, and approval by the Hearing Examiner. (Ord. 24-1022 § 5 (Exh. C); Ord. 15-1018 § 1)

A.    If the construction has not been started within two (2) years from the date of approval of a final development plan, or if construction has been commenced but the work has been abandoned for a period of one (1) year or more, and if no extension of time has been granted as provided in SMC 15.215.040(B), Final Development Plan – Extension of Time for Filing, the authorization granted for the PUD project shall terminate and all permits and approval issued pursuant to such authorization shall expire and be null and void.

B.    The time period of commencing or continuing construction shall not include periods of time during which commencement of construction or continuation of construction was reasonably halted or reasonably delayed due to the filing of a pendency of legal action challenging an approval granted by the City pursuant to this chapter; provided, that in all cases, when more than two (2) years have elapsed subsequent to the date of approval of the final development plan whether due to pendency of litigation, City-approved extensions of time for development, or otherwise, the permit shall be required to comply with all current building, construction, subdivision and other applicable standards of the City; provided further, that a change in zoning classification enacted subsequent to approval of the final development plan shall not affect the project. (Ord. 15-1018 § 1)

For good cause shown, the Director, in his/her discretion, may grant a one (1) year extension of time for commencement or continuation of construction subsequent to approval of the final development plan. (Ord. 24-1022 § 5 (Exh. C); Ord. 15-1018 § 1)

The provisions of this chapter shall apply to all PUD projects for which applications are filed after the effective date of the passage of the ordinance codified in this chapter. (Ord. 15-1018 § 1)

A.    PUDs may be located in any zone; provided, that uses permitted in the PUD shall be governed by the regulations of the underlying zoning classification or other generally applicable City regulations governing permitted uses, including special district regulations.

B.    Notwithstanding any other provision of this section, accessory, incidental, retail and other nonresidential uses may be specifically and selectively authorized as to exact type and size to be integrated into a residential PUD; provided, that such accessory incidental uses shall be designed to serve only as a convenience to the inhabitants of the residential PUD; and provided further, that such accessory uses shall be permitted only in those developments which are planned for four hundred (400) or more dwelling units. Building permits or occupancy permits for such uses shall not be issued until one-half (1/2) of the total project is completed. The access for such uses shall be functionally connected to at least one (1) minor arterial or collector street in the PUD.

C.    For the purposes of this section, “residential planned unit development” means a planned unit development allowing only residential uses, except as provided by this section. (Ord. 15-1018 § 1)

The major internal streets serving each PUD located in the RM, URM, or more intensive zone shall be functionally connected to at least one (1) minor arterial or collector street as defined in the SeaTac Subdivision Ordinance. The streets connecting with any PUD, regardless of the zone in which it is located, must be of sufficient size and character to accommodate the traffic to be produced by the project without significantly altering the character of existing residential neighborhoods. Evaluation of the proposal pursuant to this section shall include consideration of the following criteria:

A.    The increase of traffic which will be generated by the development;

B.    The present width and condition of streets to be affected;

C.    Presence or absence of improved sidewalks;

D.    Potential impacts upon the value of surrounding properties;

E.    Anticipated effect upon availability of parking;

F.    Existence of a particular conflict between vehicular and pedestrian traffic; and

G.    The street type designated in City ordinances. (Ord. 24-1022 § 5 (Exh. C); Ord. 15-1018 § 1)

In residential planned unit developments there shall be a minimum of ten percent (10%) of the site’s gross area of the PUD dedicated or reserved as usable common open space land. “Usable common open space” is defined as where the average slope of all areas is four percent (4%) with no slope greater than six percent (6%) and which may be used for passive or active recreation. (Ord. 15-1018 § 1)

In considering a proposed PUD project, the approval thereof may involve modifications in the regulations, requirements and standards of the zone in which the project is located and the Subdivision Ordinance so as to appropriately apply such regulations, requirements and standards to the larger site. In modifying such regulations, requirements and standards as they may apply to a PUD project, the limitations set forth in SMC 15.215.180, Yards, through 15.215.250, Common Walls, shall apply. The applicant shall bear the burden of supporting any change in requirements. The applicant must make a request in writing for a permissive variation at the time of application for a preliminary planned unit development. (Ord. 15-1018 § 1)

The requirements for front yards for the zone in which the planned unit development is located shall apply to all exterior boundaries of the site except for commercial developments proposing increases in density pursuant to the commercial density incentives set forth in Chapter 15.425 SMC, Development Incentives. (Ord. 15-1018 § 1)

The Hearing Examiner shall set minimum distances between structures to assure adequate sunlight and open space; provided, that minimum distances required by the Building Code and Fire Code shall be met. (Ord. 15-1018 § 1)

Building height and corresponding setback requirements shall be governed by the requirements of the underlying zone as set forth in this code. (Ord. 15-1018 § 1)

For any residential PUD, as defined in SMC 15.215.140, Location – Uses Permitted, located in more than one (1) zone, the total number of dwelling units allowed may be determined by totaling the number of dwelling units allowed on each portion of the PUD area located in a separate zone according to the regulations of that zone. The number of units arrived at by this method may be located anywhere within the planned unit development, subject to the normal development plan approval process set forth in this chapter. (Ord. 15-1018 § 1)

Residential densities in a residential PUD may be increased pursuant to Chapter 15.425 SMC, Development Incentives; provided, that all requirements of this title are met. (Ord. 15-1018 § 1)

For any residential PUD located in more than one (1) zone, the permitted percentage of coverage by buildings and structures may be determined by calculating the percentage of coverage allowed upon each portion of the PUD located in a separate zone, pursuant to the regulation applicable to that zone, and calculating the average of said percentages. (Ord. 15-1018 § 1)

The total required off-street parking facilities shall not be less than the sum of the required parking facilities for each various use computed separately except as provided in SMC 15.455.110, Required Off-Street Parking Spaces. (Ord. 15-1018 § 1)

In PUD projects receiving final approval, where units will have common walls, the Building Division may issue building permits for construction of those units prior to approval of final lot lines. (Ord. 15-1018 § 1)

Repealed by Ord. 24-1022. (Ord. 15-1018 § 1)

Repealed by Ord. 24-1022. (Ord. 15-1018 § 1)